However, you have the additional question about if and how you might enforce a judgement in another country. 

Here in FL a pool trumps all and having a spa feature built in offers additional ROI. 

If you can add a legal ADU at $25k in the Austin area then you should add it.  

Should I just save that additional tuition money and put that towards my first investment? 

@Greg ReeseMost small investors will benefit by having the LLC created in the state where the property is located at.Creating an LLC in a state like Nevada, Delaware, Wyoming may be better for the big players if items such as charging orders, business friendly case law, anonymity are important to you.However, be mindful that setting up LLC's in those states will add to your costs as you may have increased annual fees for annual LLC fees + registered agent fees.

If you own a 2-flat with an additional non-conforming garden unit (basement) being rented, and you're considering a cash-out refinance, how will the lender evaluate the rental income?

Fixed Mortgage does come with closing costs and points upfront which the HELOC does not, except a $95 annual fee. 

This will show you more evidence of the fees they really charge.

Or just pay your sister a finders fee for getting the deal?

My guy retired & the flat rate firm I recently used raised their fee to an unreasonable amount.